UK rentals are competitive, especially in cities, and the rules changed on 1 May 2026 when the Renters' Rights Act came into force. This guide walks through finding, applying for, and living in a rental without surprises - and what your rights now are. Last reviewed: 9 June 2026.
1. Set your budget
A common rule of thumb is that rent should be around 30-35% of your gross monthly income or less. Landlords and agents typically look for either:
- Earnings of roughly 2.5x the annual rent (so to rent at £1,200/month you would usually need about £36,000/year), or
- A UK-based guarantor who earns more (often around 3x annual rent)
These are market norms set by individual landlords, not legal rules. Beyond rent, budget for the deposit (capped - see below), the first month's rent, utilities, council tax, broadband, contents insurance and a TV licence.
2. Search smart
Use Domovita's rentals search with filters for price, beds, furnished or unfurnished, pets and parking, and save your search to get email alerts when new homes match. In hot markets the best properties get viewing requests within an hour of going live, so alerts and a fast response matter.
3. Viewings
As with buying, check condition, light, noise and the surrounding area. Specifically for a rental, ask:
- What is the EPC rating? A property below EPC E generally cannot be let in England unless a valid exemption is registered.
- Who is the landlord? An individual, a company, or a managed agency.
- Is the deposit cap respected, and which scheme protects it? The three government-backed schemes are the Deposit Protection Service (DPS), mydeposits and the Tenancy Deposit Scheme (TDS).
- What bills are included, if any?
- Pets: under the Renters' Rights Act a landlord cannot unreasonably refuse a request to keep a pet, though they can ask you to hold pet damage insurance.
4. What you can and cannot be charged
Since the Tenant Fees Act 2019, the only payments a landlord or agent can charge you in connection with a new tenancy are: the rent; a refundable holding deposit of no more than one week's rent; a refundable security deposit; and limited charges such as for late rent or replacing a lost key. The security deposit is capped at five weeks' rent where the annual rent is under £50,000, or six weeks' rent where it is £50,000 or more. Referencing fees, admin fees and "renewal" fees charged to tenants are banned.
Since 1 May 2026 a landlord can also ask for no more than one month's rent in advance before the tenancy begins, and rental bidding wars are banned - the property is advertised at a set rent and a landlord cannot invite or accept offers above it.
5. Applying
You will usually provide photo ID, proof of address, recent payslips or bank statements, an employer reference and a previous-landlord reference. A Right to Rent check is required for every adult tenant in England. A landlord cannot discriminate against you because you have children or receive benefits - that is now unlawful under the Renters' Rights Act.
6. Your tenancy under the Renters' Rights Act
This is the biggest change for renters in a generation, and it is already in force:
- No more fixed-term assured shorthold tenancies. Since 1 May 2026, tenancies are periodic - they run from month to month with no fixed end date. Older assured shorthold tenancies converted automatically.
- No-fault eviction is gone. Section 21 has been abolished, so a landlord can no longer ask you to leave without a reason. To regain possession they must use a Section 8 ground (for example genuine rent arrears, or that they intend to sell or move in), and some grounds carry protections - for instance the "landlord wants to sell" ground cannot be used in the first 12 months.
- You can leave on two months' notice at any time.
- You should receive the Renters' Rights Act Information Sheet 2026 - the government document that replaced the old "How to Rent" guide and explains your rights. Your landlord must give it to you.
Read your tenancy agreement carefully before signing. Check who is responsible for repairs (boiler, appliances, garden), how any rent increase would work, and that it names the scheme your deposit will be protected in. For the authoritative position, see the gov.uk guide to private renting.
7. Moving in
- Take photos of every room and the meters (gas, electric, water) on move-in day.
- Your landlord should provide a written inventory. If they do not, write your own and email it to them in the first week.
- Check your deposit is protected in one of the three schemes within 30 days, and that you receive the "prescribed information" notice with the scheme reference.
- Register for council tax and set up utility accounts in your name.
8. During the tenancy
- Pay rent on time - late rent is the single most common source of disputes.
- Report problems in writing (email is fine) and keep a record of what you reported and when.
- Your landlord must give at least 24 hours' notice before visiting, except in a genuine emergency.
- If your landlord ignores serious repairs, your council's Environmental Health team can step in.
9. Moving out and getting your deposit back
- Give notice in line with your tenancy - for a periodic tenancy that is two months.
- Clean to the standard of the move-in inventory; photos help.
- Take final meter readings and cancel utilities from your last day.
Once you and the landlord agree how much of the deposit is returned, it must be repaid within 10 days of that agreement. If you do not agree with proposed deductions, do not sign to accept them - the deposit scheme runs a free dispute resolution service that decides on the evidence (your inventory and photos), and the disputed money stays with the scheme until it rules.
Tools to help you
- Search rentals
- Set up alerts (covers rentals too)
- Affordability calculator
This guide is general information, not legal advice. Renting rules change and every situation differs, so check the current gov.uk guidance or your council before relying on it.